Thoughts on Highams Park/Chingford areas for flats? (London)

hazyjo

sync94 said:

hazyjo said:

numbercruncher8 said:

At this budget you could stretch to a house in somewhere like Plaistow, West Ham, or Ilford. Although to be fair these aren't exactly comparable. They are busier and not as nice.

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In my situation I would give the edge to these places as it has the Tube. For you, it may vary: If you need to regularly go to and from Leyton and don't have to drive, it is made a lot easier, whereas Leyton to Highams Park/Chingford is only possible by bus. Also if you only travel to/from work, this is fine. But if you go out to other various places in London it is more of a pain, and the Central Line also has 24hrs service on weekends.

Wouldn't buy in Plaistow, West Ham or Ilford with that budget - even if it did mean a house.


They did say 'drive to Leyton' so hopefully E4 would suit. Agree the other areas are really nice - but not sure about what you'd get for your money as E4 tends to be a little cheaper.

I was regularly out late and would get the Central Line to Woodford and a cab back to North Chingford. Was usually only around £6-8. Certainly under a tenner.

E4 area is perfect. Few friends live near ridgeway rd and that area seems ok. Ilford I'd like to avoid massively.

What do you think of this: https://www.rightmove.co.uk/property-for-sale/property-73518298.html - ONly problem is the second bedroom is relatively small and the kitchen/bathroom perhaps could be upgraded. Quite small flat for the money too. Tempted for an offer of 305k or so.

I also saw this: https://www.rightmove.co.uk/property-for-sale/property-77489326.html which looks to be in a good area (via streetview). I am not sure how much it went for but it is more than big enough and is perfect... Not sure if I should hold out for the perfect flat like this or make offers on whats available. I'm hesitant to spend upwards to 360k on a flat because you do start to get to house territory price...

We always liked E4. It's generally a very nice place to live. I liked my time in Highams Park too.

I too looked at that flat, but I do not call 6'7" wide a double room - and am actually quite embarrassed that the EAs feel they can! Just because the owners have a double bed shoved in under the window does not make it a double lol. I have previously owned properties with 2 beds where the 2nd is a single and know from experience they're much slower/harder to sell on. And it gives you far less flexibility if you want friends/family over to stay. Not that I think you should spend more to fit other people in as it would be cheaper for you to offer to pay for a hotel room. It's just that your budget is a bit inbetween a flat and a house, so at least make sure it's a 2 x double bed flat if you go down that route!

I was watching that other flat you mentioned. You mentioned it in a previous post and I said it was lovely!

joys1

sync94 said:

joys1 said:

I've lived around there and moved away recently... Near the station and especially North Chingford is nice and sometimes you find bargains, but as mentioned before I'd avoid the area towards Whitehall Road and Friday Hill. You can find better value for money elsewhere.

Any reason why these areas? Which other areas would you recommend for value for money?

I always felt around there was quite dodgy compared to places I've lived before in East London (even more so than Leyton for example).
 
Ridgeway Rd you mentioned above is similar to "The Drive" (E18) and it doesn't give an accurate picture of what E4 is like.

If you really want to stay in the area, maybe look around Sewardstone Rd / Kings Head Hill. Outside the borough I would head towards Hale End or along Billet Rd to E17.

hazyjo

sync94 said:

joys1 said:

I've lived around there and moved away recently... Near the station and especially North Chingford is nice and sometimes you find bargains, but as mentioned before I'd avoid the area towards Whitehall Road and Friday Hill. You can find better value for money elsewhere.

Any reason why these areas? Which other areas would you recommend for value for money?

I mentioned which bit to avoid around Friday Hill above. Once you start heading north of Whitehall Road, it's better. I'd not buy below it either on that Friday Hill patch. Not considered nice. West of Larkshall Road is fine around Pretoria, Brodie, etc. But not to the east of Larkshall Rd below Whitehall.

sync94

hazyjo said:

sync94 said:

hazyjo said:

numbercruncher8 said:

At this budget you could stretch to a house in somewhere like Plaistow, West Ham, or Ilford. Although to be fair these aren't exactly comparable. They are busier and not as nice.

---
In my situation I would give the edge to these places as it has the Tube. For you, it may vary: If you need to regularly go to and from Leyton and don't have to drive, it is made a lot easier, whereas Leyton to Highams Park/Chingford is only possible by bus. Also if you only travel to/from work, this is fine. But if you go out to other various places in London it is more of a pain, and the Central Line also has 24hrs service on weekends.

Wouldn't buy in Plaistow, West Ham or Ilford with that budget - even if it did mean a house.


They did say 'drive to Leyton' so hopefully E4 would suit. Agree the other areas are really nice - but not sure about what you'd get for your money as E4 tends to be a little cheaper.

I was regularly out late and would get the Central Line to Woodford and a cab back to North Chingford. Was usually only around £6-8. Certainly under a tenner.

E4 area is perfect. Few friends live near ridgeway rd and that area seems ok. Ilford I'd like to avoid massively.

What do you think of this: https://www.rightmove.co.uk/property-for-sale/property-73518298.html - ONly problem is the second bedroom is relatively small and the kitchen/bathroom perhaps could be upgraded. Quite small flat for the money too. Tempted for an offer of 305k or so.

I also saw this: https://www.rightmove.co.uk/property-for-sale/property-77489326.html which looks to be in a good area (via streetview). I am not sure how much it went for but it is more than big enough and is perfect... Not sure if I should hold out for the perfect flat like this or make offers on whats available. I'm hesitant to spend upwards to 360k on a flat because you do start to get to house territory price...

We always liked E4. It's generally a very nice place to live. I liked my time in Highams Park too.

I too looked at that flat, but I do not call 6'7" wide a double room - and am actually quite embarrassed that the EAs feel they can! Just because the owners have a double bed shoved in under the window does not make it a double lol. I have previously owned properties with 2 beds where the 2nd is a single and know from experience they're much slower/harder to sell on. And it gives you far less flexibility if you want friends/family over to stay. Not that I think you should spend more to fit other people in as it would be cheaper for you to offer to pay for a hotel room. It's just that your budget is a bit inbetween a flat and a house, so at least make sure it's a 2 x double bed flat if you go down that route!

I was watching that other flat you mentioned. You mentioned it in a previous post and I said it was lovely!

Thanks - Yeah it's a bit of a shame I missed it (offered the asking price!). In hindsight I shouldve gone a bit higher, but oh well. How common are two beds around the area?

sync94

joys1 said:

sync94 said:

joys1 said:

I've lived around there and moved away recently... Near the station and especially North Chingford is nice and sometimes you find bargains, but as mentioned before I'd avoid the area towards Whitehall Road and Friday Hill. You can find better value for money elsewhere.

Any reason why these areas? Which other areas would you recommend for value for money?

I always felt around there was quite dodgy compared to places I've lived before in East London (even more so than Leyton for example).
 
Ridgeway Rd you mentioned above is similar to "The Drive" (E18) and it doesn't give an accurate picture of what E4 is like.

If you really want to stay in the area, maybe look around Sewardstone Rd / Kings Head Hill. Outside the borough I would head towards Hale End or along Billet Rd to E17.

Thanks, I've lived in Walthamstow/Leyton area for 15 years so if it's worse than that then I'll definitely be avoiding. Appreciate the advice

hazyjo

sync94 said:

hazyjo said:

sync94 said:

hazyjo said:

numbercruncher8 said:

At this budget you could stretch to a house in somewhere like Plaistow, West Ham, or Ilford. Although to be fair these aren't exactly comparable. They are busier and not as nice.

---
In my situation I would give the edge to these places as it has the Tube. For you, it may vary: If you need to regularly go to and from Leyton and don't have to drive, it is made a lot easier, whereas Leyton to Highams Park/Chingford is only possible by bus. Also if you only travel to/from work, this is fine. But if you go out to other various places in London it is more of a pain, and the Central Line also has 24hrs service on weekends.

Wouldn't buy in Plaistow, West Ham or Ilford with that budget - even if it did mean a house.


They did say 'drive to Leyton' so hopefully E4 would suit. Agree the other areas are really nice - but not sure about what you'd get for your money as E4 tends to be a little cheaper.

I was regularly out late and would get the Central Line to Woodford and a cab back to North Chingford. Was usually only around £6-8. Certainly under a tenner.

E4 area is perfect. Few friends live near ridgeway rd and that area seems ok. Ilford I'd like to avoid massively.

What do you think of this: https://www.rightmove.co.uk/property-for-sale/property-73518298.html - ONly problem is the second bedroom is relatively small and the kitchen/bathroom perhaps could be upgraded. Quite small flat for the money too. Tempted for an offer of 305k or so.

I also saw this: https://www.rightmove.co.uk/property-for-sale/property-77489326.html which looks to be in a good area (via streetview). I am not sure how much it went for but it is more than big enough and is perfect... Not sure if I should hold out for the perfect flat like this or make offers on whats available. I'm hesitant to spend upwards to 360k on a flat because you do start to get to house territory price...

We always liked E4. It's generally a very nice place to live. I liked my time in Highams Park too.

I too looked at that flat, but I do not call 6'7" wide a double room - and am actually quite embarrassed that the EAs feel they can! Just because the owners have a double bed shoved in under the window does not make it a double lol. I have previously owned properties with 2 beds where the 2nd is a single and know from experience they're much slower/harder to sell on. And it gives you far less flexibility if you want friends/family over to stay. Not that I think you should spend more to fit other people in as it would be cheaper for you to offer to pay for a hotel room. It's just that your budget is a bit inbetween a flat and a house, so at least make sure it's a 2 x double bed flat if you go down that route!

I was watching that other flat you mentioned. You mentioned it in a previous post and I said it was lovely!

Thanks - Yeah it's a bit of a shame I missed it (offered the asking price!). In hindsight I shouldve gone a bit higher, but oh well. How common are two beds around the area?

From my experience, not hugely common. When I looked for my previous property (2013), I was looking for a 2 or 3 bed house. Only one 2 bed came up which was priced the same as the 3 beds as it was detached with a garage. I had a 2 bed in Highams Park, but only cos the 3rd bed had been converted to an upstairs bathroom. And it'd be over £500k now I should imagine, or at least 450k if needing work.

hazyjo

PS 2 bed flats will obviously be more common. It's prob the most common number of beds for any flat.

sync94

Damn.. Looks like I need to do some more saving..!!
Thanks for your help, much appreciated !

hazyjo

What about the first one I recommended near Chingford station? Is it lack of parking that'd put you off?

sync94

hazyjo said:

What about the first one I recommended near Chingford station? Is it lack of parking that'd put you off?

Moreso the cost of getting that second bedroom back to a normal size to be honest. I'm hoping that something perhaps 15-20 minute walk away from the station comes up for a price closer to 320k. Who knows if I'm being delusional though... I think if I am spending £370k or so on a flat, I'll save for longer and try and go for a 2/3 bed house in the 430k territory which requires work.